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Q&A
Ericka Keller discusses zoning challenges for faith-based housing developments
2:42:40
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164 sec
Commissioner Valerie White asks developer Ericka Keller about specific obstacles faced by faith-based housing projects, beyond general ULURP delays.
Keller identifies restrictive zoning (many churches are on M1-zoned land limiting residential use) as a key issue and suggests potential solutions like amending M1 zones for affordable housing use by churches or utilizing the Cornell Doctrine through the Board of Standards and Appeals (BSA) instead of full ULURP. Commissioner Kathryn Wylde notes state legislation (Faith-Based Affordable Housing Act) has been introduced to address this.
- Many faith-based properties are zoned M1, which restricts permanent residential development.
- Keller suggests charter/zoning changes to allow residential use on M1 sites for faith-based affordable projects.
- Alternatively, she suggests using the Cornell Doctrine via BSA review as a path to bypass full ULURP for qualifying projects.
- State legislation is pending that aims to facilitate faith-based affordable housing development.
Valerie White
2:42:40
A quick question.
2:42:41
Thank you all for your testimony, and thank you, Erica, for being there.
2:42:46
And and thank you for talking about the wide range of affordability because, we could very quickly not have the opportunity for those who start to move from the lower, echelon to start to move up to other opportunities, if we don't have the right type of, you know, board based housing that's reflective of the community.
2:43:06
I'm going to ask you a question as it relates to ULURP, and I like your suggestions, thank you, to take them into consideration.
2:43:16
But with, some of the faith based, right, you know, properties that are developed many times the faith based organization actually has the property available.
2:43:27
Right?
2:43:27
So they don't have to go through a process of acquisition or anything like that.
2:43:31
So we are looking for potentially a quicker response.
2:43:36
What are some of the, you know, particular things?
2:43:38
You mentioned the fast track, but are there other, issues?
2:43:41
Someone here earlier was talking about historic, you know, designations, which I know a lot of churches have faced in order to move forward?
2:43:50
Are there some other particular things that you think could help in those type of developments?
Ericka Keller
2:43:55
Doctor.
2:43:55
Definitely.
2:43:56
So, most faith based organizations are in M1 zones because that is an allowable use.
2:44:01
A house of worship is an allowable use in an M1 zone.
2:44:05
And so, I think if there was some consideration so, M1 only allows for transient housing.
2:44:11
And in some instances, that could be defined as student housing or shelter.
2:44:15
I think if there was some consideration to have an amendment where churches who are interested in providing affordable housing, that there is, again, a different track that they're going to to put forth their property for consideration for changes to an M1 to allow for residential use.
2:44:38
Also, there's what they call the Cornell Doctrine, which has utilized by some organizations.
2:44:46
So I think that there should be an opportunity for churches to use that doctrine as well if they're providing housing that supports the stated housing goals where if they meet those four benchmarks, then you're going through a BSA review as opposed to a full Euler process.
2:45:05
Erica,
Kathryn Wylde
2:45:06
are you familiar with the faith based affordable housing act that's been introduced in the legislature, would do exactly what you're talking about.
Ericka Keller
2:45:16
I've heard a little bit about it, but I'm not
Kathryn Wylde
2:45:18
in the assembly, Gennard is in the senate.
2:45:21
So you should you should support it.
Ericka Keller
2:45:24
Yes.
2:45:24
Definitely.